Blk 408 Bedok Nth Ave 2
Project page · 99-year lease from 1980
Based on 10 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 512 | 07 TO 09 | 92 sqm | S$500,000 | S$5,435 psm | ×1.000 | S$5,435 psm |
| Oct 2026 | Blk 513 | 04 TO 06 | 92 sqm | S$500,000 | S$5,435 psm | ×1.000 | S$5,435 psm |
| Sept 2026 | Blk 517 | 10 TO 12 | 92 sqm | S$520,000 | S$5,652 psm | ×1.000 | S$5,652 psm |
| Jul 2026 | Blk 518 | 07 TO 09 | 92 sqm | S$518,000 | S$5,630 psm | ×1.000 | S$5,630 psm |
| Mar 2026 | Blk 416 | 04 TO 06 | 92 sqm | S$530,000 | S$5,761 psm | ×0.997 | S$5,744 psm |
| Feb 2026 | Blk 518 | 01 TO 03 | 92 sqm | S$505,000 | S$5,489 psm | ×0.997 | S$5,473 psm |
| Jan 2026 | Blk 513 | 01 TO 03 | 92 sqm | S$470,000 | S$5,109 psm | ×0.997 | S$5,094 psm |
| Nov 2025 | Blk 518 | 07 TO 09 | 92 sqm | S$545,000 | S$5,924 psm | ×0.996 | S$5,901 psm |
| Nov 2025 | Blk 515 | 01 TO 03 | 92 sqm | S$550,000 | S$5,978 psm | ×0.996 | S$5,955 psm |
| Nov 2025 | Blk 408 | 07 TO 09 | 92 sqm | S$528,888 | S$5,749 psm | ×0.996 | S$5,726 psm |
How accurate is this estimate for Bedok Nth Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Bedok Nth Ave 2 since.
- Median error
- 2.7%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
7.05% gross yield
S$36,600 of rent a year against the estimate above · 0.45 points below flats like it
Homes like this rent for about S$3,050 a month, the middle of 14 approvals in the last year.
In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 21 blocks.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 513 | 4 ROOM | S$3,700 |
| Aug 2026 | 512 | 4 ROOM | S$3,100 |
| Aug 2026 | 518 | 4 ROOM | S$2,900 |
| May 2026 | 512 | 4 ROOM | S$3,200 |
| Apr 2026 | 408 | 4 ROOM | S$3,800 |
| Apr 2026 | 517 | 4 ROOM | S$3,000 |
| Mar 2026 | 408 | 4 ROOM | S$3,700 |
| Mar 2026 | 411 | 4 ROOM | S$2,800 |
median of 14 HDB rental approvals for 4 ROOM on Bedok Nth Ave 2 since 2025-10.
Buying or selling at S$519,000?
Buying: Stamp duty on S$519,000 · Cash and CPF needed on S$519,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$519,000.
Each opens with this figure filled in; change anything there.
Primary schools near 408 Bedok Nth Ave 2
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Fengshan Primary School · 67 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 502 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 558 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 654 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Opera Estate Primary School · 1,314 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,384 m
- Temasek Primary School · 1,781 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,863 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 408 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 92 sqm | S$528,888 | S$5,749 psm |
| Jul 2024 | Blk 408 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$538,000 | S$5,848 psm |
| May 2023 | Blk 408 · 4 ROOM · 07 TO 09 · New Generation · 56 years left excluded: outlier | 92 sqm | S$530,000 | S$5,761 psm |
| Jan 2022 | Blk 408 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 92 sqm | S$438,888 | S$4,771 psm |
| Dec 2021 | Blk 408 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 92 sqm | S$448,000 | S$4,870 psm |
Showing 5 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 408 · 4 ROOM | S$3,800 | — |
| Mar 2026 | Blk 408 · 4 ROOM | S$3,700 | — |
| Nov 2025 | Blk 408 · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 408 · 4 ROOM | S$2,500 | — |
| Jan 2025 | Blk 408 · 4 ROOM | S$3,100 | — |
| Apr 2024 | Blk 408 · 4 ROOM | S$4,000 | — |
| Nov 2023 | Blk 408 · 4 ROOM | S$2,500 | — |
| Sept 2023 | Blk 408 · 4 ROOM | S$3,700 | — |
| Jul 2023 | Blk 408 · 4 ROOM | S$3,800 | — |
| Oct 2022 | Blk 408 · 4 ROOM | S$3,600 | — |
| Sept 2021 | Blk 408 · 4 ROOM | S$2,200 | — |
| Aug 2021 | Blk 408 · 4 ROOM | S$2,250 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 52 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 47 years | S$492,857 | S$544,153 | S$589,329 | S$599,635 |
| 10 years | 42 years | S$464,145 | S$565,791 | S$663,633 | S$687,049 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.